GE210131RO           
                                  STATE OF NEW YORK
                      DIVISION OF HOUSING AND COMMUNITY RENEWAL
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433


          ----------------------------------x
          IN THE MATTER OF THE ADMINISTRATIVE   ADMINISTRATIVE REVIEW
          APPEAL OF                             DOCKET NO.: GE210131RO
                                                  
          Benjamin Barrison                     RENT ADMINISTRATOR'S
                                                DOCKET NO.: FD210354S
                                                         
                                 PETITIONER  
          ----------------------------------x                      
                                                                       

            ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW     
                          
               On May 8, 1992, the above-named petitioner-owner filed a 
          petition for administrative review of an order issued on April 2, 
          1992, by the Rent Administrator, concerning the housing 
          accommodation known as 526 Second Street, Brooklyn, N.Y. Apt. A-5,
          wherein the Administrator determined that a diminution of service 
          had occurred and reduced the rent to the level in effect prior to 
          the last rent guideline increase which commenced before the 
          effective date of the order.  Based on an inspection held on March 
          11, 1992, the rent was reduced because of the following service 
          deficiencies:

               1. Leaks and stains in the kitchen.
               2. Paint and plaster apartment-wide.
               3. Vermin control.

               The Rent Administrator also directed restoration of all 
          services.

               The Commissioner has reviewed all of the evidence in the 
          record and has carefully considered that portion of the record 
          relevant to the issue raised by the administrative appeal.

               The issue herein is whether the Rent Administrator properly 
          reduced the rent of the subject apartment.

               On appeal, the petitioner-owner alleged that he never received 
          a copy of the tenant's complaint; that the tenant was denying 
          access to the subject apartment to effect repairs and that all 
          repairwork was completed.

               The petition was served on the tenant on June 3, 1992.  The 
          tenant answered the petition on June 25, 1992 alleging that access 
          was always provided whenever reasonable advance notice was given; 












          GE210131RO           

          that the complaint was served at the exact address shown on the 
          owner's Multiple Dwelling Registration filed with the Housing 
          Preservation and Development (HPD) Agency and that the repairs were 
          never made.

               After a careful consideration of the entire evidence of record 
          the Commissioner is of the opinion that the administrative appeal 
          should denied.

               Pursuant to Section 2523.4(a) of the Rent Stabilization Code,


                    "A tenant may apply to the DHCR for a reduction
                    of the legal regulated rent to the level in effect
                    prior to the most recent guidelines adjustment, and
                    the DHCR shall so reduce the rent for the period for   
                    which it is found that the owner has failed to
                    maintain required services."

               
               Required services are defined in Section 2520.6(r) to include 
          repairs and maintenance.

               The record demonstrates that a notice and Transmittal of 
          Tenant's Complaint was mailed to the owner on September 6, 1991 at 
          the owner's correct address but that the owner failed to submit an 
          answer below.
               
               The Commissioner has considered the owner's claim on appeal 
          that the Rent Administrator mailed the tenant's complaint to an 
          incorrect owner address and rejects this argument.

               The record demonstrates that the Rent Administrator mailed the 
          owner a copy of the tenant's complaint at the address registered by 
          the owner with HPD and further that, on September 6, 1991, the 
          complaint was re-served at a new address specified in the owner's 
          PAR as the correct address.

               Since the scope of administrative review is limited to the 
          facts or evidence which were raised before the Rent Administrator, 
          the issues raised by the owner for the first time on administrative 
          appeal may not be considered.

               Accordingly, the Commissioner finds that the Administrator 
          properly based his determination on the entire record, including 
          the results of the on-site inspection conducted in the subject 
          apartment.











          GE210131RO           

               The Division's records indicate that the owner subsequently 
          applied for a restoration of rent which is pending under docket 
          number GI210018OR.


               THEREFORE, in accordance with the provisions of the Rent 
          Stabilization Law and Code, it is 

               ORDERED, that this petition be, and the same hereby is, 
          denied, and the Administrator's order be, and the same hereby is, 
          affirmed.

               The automatic stay of the retroactive rent abatement that 
          resulted by the filing of this petition is vacated upon issuance of 
          this order and opinion.



          ISSUED:                                    
           





                                                  ___________________        
                                                  Joseph A. D'Agosta         
                                                  Deputy Commissioner        
                                                 

                    






    

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